Unfortunately I am unable to travel far from Goddington. Is there a reason why all Goddington property lawyers are not on all lender panels?
Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This led to banks and building societies removing less reputable firms off their books of approved property lawyers .
The sellers of the house we are hoping to buy have instructed a conveyancing practitioner in Goddington who has suggested a exclusivity contract with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?
Lock out contracts are contracts between a property owner and purchaser granting the buyer the sole right to the sale of the premises for a certain period of time. For all intents and purposes, a lock out is a document stating that you will be issued with a contract at a later date which is the contract for the actual sale. It tends to be utilised for buyer assurance though in some cases, the vendor may enjoy an upside from such agreements as well. There are numerous positives and negatives to using them but you should to check with your conveyancer but beware that it may end up costing you more in conveyancing charges. In light of this these agreements are unusual in relation to conveyancing in Goddington.
I own a freehold premises in Goddington but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in Goddington and has limited impact for conveyancing in Goddington but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
Will my conveyancer be raising enquiries about flooding as part of the conveyancing in Goddington.
Flooding is a growing risk for solicitors dealing with homes in Goddington. Plenty of people will acquire a property in Goddington, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a number of checks that may be carried out by the buyer or by their conveyancers which will give them a better appreciation of the risks in Goddington. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to discover whether the property has ever been flooded. If the premises has been flooded in past and is not notified by the owner, then a purchaser may commence a legal claim for losses as a result of such an misleading reply. A buyer’s lawyers will also carry out an enviro search. This should higlight whether there is any known flood risk. If so, further investigations will need to be conducted.
I have been sourcing a conveyancing solicitor in Goddington for my house move. Is it possible to check a firm’s complaints history with the legal regulator?
Anyone may search for documented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
Estate agents have just been given the go-ahead to market my ground floor apartment in Goddington. Conveyancing has not commenced, but I have just had a half-yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual because all rents and service invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have had difficulty in trying to reach an agreement for a lease extension in Goddington. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Goddington conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Goddington flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.